5613 7th Street Ct E · Bayshore Gardens, FL 34203

$175,000

3 bd · 2.0 ba · 1,008 sqft · Townhouse public records · 5 Days on market

Built 1982 4,443 sqft lot Est $262k · 33% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained and updated 3-bedroom, 2-bath residence located in the heart of Bradenton. This home features tile flooring throughout the main living areas, creating a clean and low-maintenance living space. Major updates include a newer roof and air conditioning system, both replaced within the last five years, providing added peace of mind for the new owner. The functional floor plan offers comfortable living with ample space for family, guests, or a home office. Conveniently located near shopping, dining, schools, medical facilities, and everyday conveniences, with easy access to US-41, downtown Bradenton, Sarasota, and the beautiful Gulf Coast beaches. Whether you're looking for a primary residence, seasonal home, or investment opportunity, this property is one you won't want to miss.

Key facts

• Built 1982
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.7% vs local median 4.7% in Bayshore Gardens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, schools F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $175k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5444 11th Street Cir E #5444	0.37mi	2/2.0 (-1)	1,039 (+3%)	15mo	$165,000	$159	60
1003 61st Avenue Ter E	0.70mi	3/2.0	1,010 (+0%)	22mo	$262,500	$260	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-11,532
• Equity at exit: $26,093

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,852
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$918
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $352

Break-even live

Break-even rent $1,471

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $451	-5% $402	+0% $352	+5% $303	+10% $253
Rent	-10% $201	-5% $277	+0% $352	+5% $428	+10% $504
Rate	-1.0pp $441	-0.5pp $397	base $352	+0.5pp $307	+1.0pp $261

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	4d	1	0.07mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	24d	1	0.10mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.18mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	12d	1	0.21mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	0.21mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.24mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	0.26mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	4d	1	0.26mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	24d	3	0.28mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	4d	5	0.28mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	24d	1	0.32mi
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.48mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	24d	1	0.50mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	16d	1	0.63mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	16d	1	0.68mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$2,367	$2.25	2d	38	0.75mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	24d	1	0.78mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	24d	1	0.80mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	0.83mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	24d	1	0.83mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	24d	1	0.85mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	0.95mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	12d	1	0.98mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	24d	1	0.98mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	24d	1	1.02mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	12d	1	1.15mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.16mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	24d	1	1.20mi
6434 5th St W Unit 6434 Bradenton, FL	2.0	1.0	754	$2,800	$3.71	20d	1	1.20mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,528	$1.75	24d	9	1.21mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.22mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	16d	1	1.24mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	24d	1	1.26mi
511 65th Avenue Dr W Bradenton, FL	4.0	2.0	1434	$2,695	$1.88	4d	1	1.30mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	1.30mi
6509 Magellan Ct Sarasota, FL	2.0	2.0	1050	$1,450	$1.38	15d	1	1.32mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	12d	1	1.33mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	1.36mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	1.40mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $175,000 Active 5 DOM
2. 2026-06-17
   days on market $175,000 Active 4 DOM
3. 2026-06-16
   days on market $175,000 Active 3 DOM
4. 2026-06-15
   days on market $175,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark

   Show marketing remark (816 chars)

   Welcome to this well-maintained and updated 3-bedroom, 2-bath residence located in the heart of Bradenton. This home features tile flooring throughout the main living areas, creating a clean and low-maintenance living space. Major updates include a newer roof and air conditioning system, both replaced within the last five years, providing added peace of mind for the new owner. The functional floor plan offers comfortable living with ample space for family, guests, or a home office. Conveniently located near shopping, dining, schools, medical facilities, and everyday conveniences, with easy access to US-41, downtown Bradenton, Sarasota, and the beautiful Gulf Coast beaches. Whether you're looking for a primary residence, seasonal home, or investment opportunity, this property is one you won't want to miss.

6. 2026-06-13
   listed $175,000 Active 1 DOM

   Show marketing remark (816 chars)

   Welcome to this well-maintained and updated 3-bedroom, 2-bath residence located in the heart of Bradenton. This home features tile flooring throughout the main living areas, creating a clean and low-maintenance living space. Major updates include a newer roof and air conditioning system, both replaced within the last five years, providing added peace of mind for the new owner. The functional floor plan offers comfortable living with ample space for family, guests, or a home office. Conveniently located near shopping, dining, schools, medical facilities, and everyday conveniences, with easy access to US-41, downtown Bradenton, Sarasota, and the beautiful Gulf Coast beaches. Whether you're looking for a primary residence, seasonal home, or investment opportunity, this property is one you won't want to miss.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,000
• − Mortgage interest: −$9,803
• − Property taxes: −$2,054
• − Insurance: −$875
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$5,091
• Taxable income: $1,497
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,869/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% Other Indo-European 1%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+338.6% since first listed

3 events — show timeline

• 2026-06-13 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-05 Sold (Public Records) $35,000 Public Records
• 1990-03-26 Sold (Public Records) $39,900 Public Records

Property tax history

+15.6%/yr

Latest (2025): $2,054 · +0.2% YoY. Source: county tax records.